Heritage & Design Statement

Blackbrook House Blackbrook Lane Chapel-en-le-Frith Derbyshire SK23 0PU

On behalf of: Mr T Ross

May 2019 CONTENTS

1. INTRODUCTION .................................................................................................................. 3

2. SITE EVALUATION .............................................................................................................. 4

3. HERITAGE ASSET DESIGNATIONS .................................................................................. 8

4. PROPOSED WORKS ........................................................................................................... 8

5. VALUES ............................................................................................................................... 10

6. SUMMARY AND CONCLUSION ....................................................................................... 11

7. REFERENCES ...................................................................................................................... 12

8. APPENDICES ..................................................................................................................... 13

9. Introduction

1.1. This Heritage and Design Statement has been prepared by Magnus Technical Engineering on behalf of Mr Tom Ross in support of their pre-application for an extension to Blackbrook House, Blackbrook Lane, Chapel-en-le-Frith, Derbyshire, SK23 0PU.

1.2. Planning permission for the extension is sought to enable the applicants to increase their living accommodation.

1.3. The property has been designated as a non-heritage asset by Peak District National Park Authority.

1.4. The aim of this statement is to assess any potential impact of the proposed extension to Blackbrook House on the heritage value and significance of the property.

1.5. This statement has been set out in accordance with the general guidelines set out in the Historic England publications.

1.6. It is understood that this assessment will supplement the current pre-application and the proposed plans and drawings should be read in conjunction with this statement. 2. Site Evaluation

2.1. The History of Blackbrook Hamlet

2.1.1. Blackbrook is presently a hamlet of eight households, nestled within the steep sided valley of Blackbrook. It is situated one mile to the East of Chapel-en-le-Frith in the High Peak and is located predominantly within the Peak District National Park on the Western fringe of the Dark Peak. The Peak District National Park boundary runs along Blackbrook Lane.

2.1.2. Originally the old route to Buxton, was via what is now Blackbrook Lane, which passed through the hamlet. The A6 Buxton Road was then used, which is situated further to the West. This was replaced by the existing bypass in 1987. The brook was re-routed and Blackbrook Lane has now become a single lane cul-de-sac, with little traffic.

2.1.3. A substantial semi-mature woodland now forms part of the A6 embankment landscape, which rises steeply to the west of the hamlet and provides some screening to Blackbrook, thereby returning the hamlet to its former state of privacy.

2.1.4. The origins of Blackbrook are not recorded, but the plentiful water supply and a sheltered position suggest human settlement from mediaeval times. Families living in Blackbrook would historically be connected to small scale farming.

2.1.5. Some of the buildings date back to the Tudor period and have since been modified, rebuilt or extended.

2.1.6. Today, seven households, together with holiday cottages, form a diverse community, which includes a working farm and a plant nursery.

2.1.7. A series of historical maps and photographs of Blackbrook and Blackbrook House are included at the end of this statement. See appendix 1.

2.1.8. No buildings in the hamlet are listed. However, Blackbrook House, Blackbrook Farm, Rookery Farm, Brookside, Blackbrook Cottage and High Peak House and the associated outbuildings are noted for architectural significance. Blackbrook is not within a conservation area.

2.2. Blackbrook House: The Setting and Heritage Value

2.2.1. Blackbrook House lies on the north edge of the hamlet of Blackbrook and though associated with hamlet, is to a large degree visually and physically separated from the settlement by a wooded valley which contains a tributary of Blackbrook. The property sits at a lower level than the main settlement which tends to reinforce the sense of separation. The property comprises two buildings, Blackbrook House and The Coachhouse, a former barn. The buildings and garden of the property occupy a sheltered position in a valley bottom, of approximately one acre. The front of the house faces West to Blackbrook Lane which is the only vehicular approach to the house. The front elevation is framed by a statuesque Copper Beech tree and the setting of the property is primarily enclosed and private. 2.2.2. Blackbrook House is not a Listed Building, however it is recorded as a Peak District NPA Monument: as an extant 19th century farmstead. See Appendix 2. The buildings have been previously identified as a non-designated heritage asset, and therefore are of significant local interest. They clearly contribute to the historic character of the landscape and the main façade of the house is an important element in the approach to the hamlet along Blackbrook Lane.

2.2.3. The Western boundary of the property follows the boundary of the Peak District National Park, along a retaining wall bordering Blackbrook Lane. The Northern and Eastern boundaries are adjacent to neighbouring fields, which are used for livestock grazing. The Southern boundary is adjacent to woodland, a tributary to Blackbrook and Rockery House Farm.

2.2.4. Blackbrook House has developed organically over the years as a result of a series of additions and developments to what appear to have been two agricultural cottages and an outbuilding. This has resulted in an unusually close spatial relationship between the Coach House and the main house. The south elevation of the house is largely enclosed by the featureless rear façade of the Coach house.

2.2.5. Blackbrook House dates from the Seventeenth Century. It was likely to have been a yeoman farmers dwelling until the late Eighteenth Century, when the building was substantially extended to the west, resulting in a more imposing and formal front elevation in the ‘Derbyshire Georgian Style’. As a result, the rear of Blackbrook House has a more ‘cottage style’ appearance, commensurate with its age.

2.2.6. A farm building or barn, now known as the Coach House, was likely added in the Eighteenth Century to the South of Blackbrook House. Today this is used as short term holiday accommodation.

2.2.7. A traditional gated entrance from Blackbrook Lane leads onto an enclosed gravel courtyard which provides the frontage to the Coach House and a timber framed garage. The main house is located behind the Coach House and is only partially visible from the courtyard.

2.2.8. A high stone retaining wall to the East of the house supports the walled garden to the rear of Blackbrook House. The building is to a degree detached from the walled garden by the retaining wall being set approximately 1.5 meters lower than the main lawn. The walled garden and main lawn are linked to the house by a flight of steep uneven stone steps and a ramp.

2.2.9. The North elevation is a stone gable end and abuts a neighbouring field. The ground floor of the house is approximately one meter lower than the level of this field. There is one small low level window on the North elevation with obscured views from the house into the field. The field is crossed by a little used public right of way, from which there are views to the front and North elevations.

2.2.10. The East elevation, to the rear of the house, is private, enclosed and not overlooked. This is the position of the proposed single story extension.

2.2.11. The property is not overlooked by other dwellings. Although the adjacent farmstead to the South is located at a higher level, views to Blackbrook House are screened by a combination of intervening trees, vegetation and farm outbuildings.

2.2.12. A tributary that feeds Blackbrook runs through the property. It is separated from the house by the walled garden and passes South of the Coach House within a 30 meter long underground stone culvert. It then passes underneath Blackbrook Lane to feed Blackbrook. There is a type of mill race situated behind the timber framed garage. This is thought to have been associated with the Coach House building.

2.2.13. Key Dates:

- 1747 - Earliest deeds. Yeomans house.
- 1787 - Front reception rooms and formal facade rebuilt
- 1841 - Bay window added the South elevation, with Victorian sash windows and lead roof.
- 1930's - Blackbrook estate broken up
- 1940's - Part of the stone roof to the front of the house replaced with Welsh slate. Roof timbers replaced.

2.2.14. Historic deeds for the property were last held in 1984, and have since gone missing.

2.2.15. In accordance with the Peak District National Park Farmsteads Character Statement, it would appear that the layout of the farmstead does not form any of the traditional layout types discussed. However, there is some slight resemblance to the most common type of ‘loose courtyard’ arrangement, as the Coach House (the working element of the original farmstead) is to one side of the main house. The main courtyard is in-front of the Coach House and forms the current gravel driveway. The courtyard does not lie between the main house and the Coach House, here there is simply a small enclosed stone flagged space.

Exterior:

2.2.16. The building is of coursed gritstone stone construction in good condition. The courses are noticeably narrower and more formal on the Georgian extension to the front. The roof is constructed in two finishes, the older East half in local stone tiles, and the Georgian half in Welsh slate tiles. The Welsh slate element of the roof replaced stone in the 1940s. The character of the rear East elevation is more rustic and less defined than the imposing and strong frontage.

2.2.17. The property has recently been refurbished and re-pointed using traditional heritage techniques including lime mortar.

2.2.18. There are a number of key historical architectural features to Blackbrook House (see photographs at Appendix 3):

2.2.19. The windows and doors to the property are in a variety of different styles, dating subtly from different eras. Having studied old photographs of the house, it appears that some windows were replaced in the mid-1980’s and some replaced within the last 5 years. All are constructed from timber.

2.2.20. To the front Western elevation, there are dressed stone quoined corners. On the upper floor, there are four-bedroom windows, each are double hung sash windows, with 6 over 6 window panes. On the ground floor, there are three ornate floor to ceiling French windows with internal shutters. Above the centrally located front door is a flat door pediment, with dressed stone quoin surround. Ornate stone heads above the windows on both elevations are seen in the Georgian style.

2.2.21. To the Southern elevation, there is an early Victorian bay window extension with lead roof. This encompasses large Victorian sash windows with a recent 6 pane glass and timber door. A tall, narrow combined 8 pane window is used to light the downstairs WC and an upstairs bathroom. There are variations in coursing of the stone, providing evidence of past extension.

2.2.22. To the Eastern elevation, there are again a number of window styles. Tall plain glazing lights the hallway and landing. To the first floor there are 3 over 3 Victorian sash windows to the bathroom. The utility room has a similar 1980s style 16 panel window. The kitchen and rear bedroom have recent double glazed 6 over 6 Georgian sash replacement windows. The rear entrance is a 1980s style stable door with six glazed panels and three timer panels. Dressed stone quoined corners are seen to the part of the building that protrudes furthest to the East housing the utility room. There are further variations in the coursing of the stone to the South Eastern elevation, providing further evidence of past extension.

Interior:

2.2.23. Downstairs, there are two formal reception rooms to the west, a hallway and cloakroom WC, and a kitchen and utility room to the east. Upstairs there are four bedrooms, a dressing room and two bathrooms. Recent renovations have been made internally. Original features have been restored. The house has recently been re-plastered with traditional lime finish using skilled heritage methods. 3. Heritage Asset Designations

3.1. Blackbrook House is not a Listed Building and has no formal heritage designation, however it has been identified as a non-designated heritage asset by the Peak District National Park Authority (see appendix 2).

3.2. The Ministry of Housing, Communities and Local Government define a non-heritage asset in the following way:

“Local planning authorities may identify non-designated heritage assets. These are buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions but which are not formally designated heritage assets. In some areas, local authorities identify some non-designated heritage assets as ‘locally listed’. A substantial majority of buildings have little or no heritage significance and thus do not constitute heritage assets. Only a minority have enough heritage interest for their significance to be a material consideration in the planning process.”

4. Proposed Works

4.1. The existing kitchen at the rear of the house suffers from a lack of natural light. It faces East and the only existing kitchen window faces a 1.2 meter high retaining wall. The intention is to improve the living space within the current kitchen at the rear of the house, with the addition of a sympathetic single story extension in a traditional style. This will provide an enhanced family space within the existing kitchen area and improve the natural light. It will incorporate landscaped terracing to better connect the rear of the property to the existing walled garden, making better use of the different ground levels and making the steps to the garden safer.

4.2. The external envelope including the key historic architectural features of Blackbrook House will be retained. The proposal aims to harmonise with the existing building and reflect key design elements within the existing building and windows. It is subservient to the original building and is limited in size to approximately 19 square meters. The final footprint of the kitchen will be similar to the lounge.

4.3. The relationship between the house and the walled garden is being improved and opened out by stepping the retaining wall to create two terraces. Further South, the existing high retaining wall and ramp will be kept. The flight of stone steps will be reintroduced to a position that is slightly further South to follow the new desire line between the garden and back door. The steps will be split into two shorter flights to improve access to the garden. The garden modifications will help to tie in and enhance the connection between the house and garden.

4.4. In accordance with Peak Park District Planning policy, we have aimed to retain the character of the existing house by maintaining the overall historic form and visual integrity. The proposal is sympathetic, is not overlooked and is considered to be an appropriate enhancement to a building which has been much altered in the past. The main Georgian frontage of the house is unaffected as the extension is to rear of the house in a private enclosed setting linked to the walled garden.

4.5. The extension is single story and small scale allowing the main house to be the dominant element in the composition. It provides a design that is also in keeping with the rest of the building. The design will not result in the loss of any original key features, therefore the development is considered to be appropriate.

4.6. The effect of the proposed development on the house and setting is mitigated by using a more traditional design style, building methods and materials. The pitched Welsh slate roof is in keeping and the roof form allows the first floor bedroom window to retain light and views to the garden. The width of the extension has been reduced to conserve the stone quoin features on the existing elevation which will largely remain exposed.

4.7. The proposal affects only part of the East elevation and has been designed to retain the irregular character of this elevation. Although it introduces a higher proportion of glass, the window design reflects the style of the existing sash windows on the East elevation, and the upper level of the West facing Georgian frontage, thereby conserving its individual character. The proposal is in proportion to the existing building and retains the distinctive elements of the historic character of the building and its setting.

Materials & Form

4.8. Other buildings in Blackbrook are predominantly constructed of local stone with pitched roofs, in the same way as Blackbrook House and the Coach House are built. The proposal follows this traditional theme.

4.9. Proposed materials will be of a high quality with an attractive appearance to complement the existing style, colour, pattern and texture of the existing building. Reclaimed stone will be used to match existing stone work at the rear of the property, where reasonably possible. Traditional lime pointing will be used to match the existing mortar which has been made using Mercaston Grit sand from a local quarry in Belper and natural hydraulic lime.

4.10. Windows and doors will be constructed of hard wood timber, and as can be seen on the drawings, will reflect the existing style of the windows and doors evident to the front and rear of the house. The design encompasses 6 over 6 Georgian style sash windows and floor to ceiling French doors to reference the existing windows to the front. These will be painted cream to match the rest of the external timber work of the house.

4.11. Downpipes will be ‘Martin Brett’ cast iron effect, to match the existing downpipes in situ on the majority of Blackbrook house and the Coach House. Drainage will be reconnected to the existing system.

4.12. The proposed glass roof lantern is of a medium size and traditional shape and form. It is designed to increase natural light within the internal space, and externally complements the pitched slate roof.

4.13. Stone from the existing stone window mullions will be reused internally. Stone removed from the external kitchen wall will be re-used where possible within the extension. Walling stone removed from lowering the existing retaining wall will be reused within the new terrace. The aim is to make both the terrace and the extension to appear as if it has been in situ for a good period time.

4.14. The Proposal will meet current building regulations. Landscaping

4.15. The alterations to the garden are relatively minor. The existing stone retaining wall would be 4 meters further East and the steep embankment would be partially remodelled into two lower terraces as described above. The use of terracing reduces the overshadowing effect of the existing wall and enhances the walled garden context. The proposed terraces will be planted with a combination of herbaceous perennials and low growing shrubs to improve the aspect to garden from the house and continue the existing planting theme within the walled garden. Flowering species will be chosen specifically to benefit and encourage pollinating insects.

5. Values

5.1. We have undertaken an appraisal of the buildings history and aesthetic value, commensurate with its local significance. This has informed the design.

5.2. Owing to the nature of the proposed work, which involves a sympathetic single-storey extension, it would not have a negative effect on its local heritage value and importance.

5.3. The proposed amendments to the building will enhance the aesthetic value of the property. The extension is considered to be beneficial as the relationship to the walled garden is improved. 6. Summary and Conclusion

6.1. National Planning Policy as well as specific guidelines issued by the Peak District National Park have been extensively reviewed and adopted, and provide the backbone of the proposal.

6.2. The proposed single story extension to the existing kitchen is seen as a continuation of the organic development of the building. It respects the key architectural detailing of the house and incorporates materials from the past building styles to form a unified and appropriate extension that is suited to modern day living preferences.

6.3. The proposed extension has been sited in such a way that it does not affect the farmstead layout. The loose courtyard arrangement in front of the Coach House and the small space between the rear of the Coach House and the main house are unchanged.

6.4. The design has a complimentary relationship between the existing building and its context. It works in harmony with the main building, and is therefore deemed to have a neutral impact on the historic and visual character of the property.

6.5. The proposal aims to enhance the irregular elevation to the rear by incorporating terracing, and would improve the relationship between the house and walled garden without adversely affecting the context of the building group and sense of enclosure. The design is sensitive to the historic qualities of the building and respects the setting and relationship to the Coach House, using reclaimed local materials where possible. It will not have a harmful impact on a historical significance of the building, and it will remain clear that it is an extension.

6.6. The proposals will not detract from the amenities of the area. The primary use remains as a residential dwelling house. The internal family space would be greatly enhanced. The proposal does not affect the relationship to the Coach House. The frontage and views from the public right of way is not affected. There will be no effect on local transportation systems or infrastructure.

6.7. The proposal is considered to comply with planning policy and guidelines and the effect of the proposal on the heritage value of the property is demonstrated to be negligible. 7. References

Peak District Design Guide - https://www.peakdistrict.gov.uk/\_\_data/assets/pdf_file/0013/90211/designguide.pdf

Peak District 7. Alterations and Extensions Detailed Design Guide - https://www.peakdistrict.gov.uk/\_\_data/assets/pdf_file/0020/90218/designguidepart7.pdf

Peak District Guidance for preparing a Heritage Statement - https://www.peakdistrict.gov.uk/\_\_data/assets/pdf_file/0007/823399/DMP-Appendix-05-Heritage-Statement-Guidance.pdf

Peak District Dark Peak. National Character Area 51. https://www.peakdistrict.gov.uk/looking-after/living-and-working/farmers-land-managers/historic-farmsteads-guidance

Peak District Development Management Policy: Conserving and Enhancing the National Park’s Characteristics. https://www.peakdistrict.gov.uk/\_\_data/assets/pdf_file/0007/828286/Chapter-3-Conserving-and-Enhancing-.pdf

Peak District National Park Farmsteads Character Statement. https://www.peakdistrict.gov.uk/\_\_data/assets/pdf_file/0010/987553/PDNP_Farmsteads_Character_Statement_v2.pdf

National Planning Policy Framework - https://www.gov.uk/government/publications/national-planning-policy-framework--2

History of Chapel-en-le-Frith: History and its people - William Braylesford Bunting, 1940 The Book of Chapel-en-le-Frith Derbyshire: A Community History of the Parish - Mike Smith, 2003

Peak District Conservation Officers 8. Appendices

8.1. Appendix 1 - Historic Photographs, Maps and Drawings

BLACKBROOK LANE TOWARDS BLACKBROOK HOUSE. BUILDING IN THE RIGHT DEMOLISHED. DATE UNKNOWN

DRAWING OF BLACKBROOK HOUSE AERIAL VIEW OF BLACKBROOK HAMLET CIRCA 1967. BLACKBROOK HOUSE AND THE COACH HOUSE SHOWN IN THE TOP RIGHT CORNER

BLACKBROOK HOUSE CIRCA 1972 AERIAL PHOTOGRAPH OF BLACKBROOK HOUSE AND THE COACH HOUSE, WALLED GARDEN. TAKEN FROM SOUTH EAST. ROOKERY FARM SHOWN IN THE BOTTOM OF THE PHOTOGRAPH IN ITS ELEVATED POSITION CIRCA 1993.

AERIAL PHOTOGRAPH OF BLACKBROOK HOUSE AND THE COACH HOUSE AND WALLED GARDEN. TAKEN FROM THE WEST. CIRCA 1993. SHOWS THE WELSH SLATE ROOF TO FRONT AND STONE ROOF TO REAR. BLACKBROOK DEEDS - PROPERTY OUTLINED WITH RED BOARDER. CIRCA 1984

PROPOSED A6 BYPASS TO THE SOUTH OF BLACKBROOK HAMLET. NOW BUILT. PLAN CIRCA 1979. DERBYSHIRE (NORTHERN DEVISION). SHEET 1 X 13. 1878 8.2. Appendix 2 - District NPA Monument Full Report

26/02/2019 - Monument record received by email from Natalie Ward. Copied below.

| HER Number | Site Name | Record Type | |------------|----------------------------|-------------| | MPD11180 | Blackbrook House, Chapel-en-le-Frith | Monument |

**Monument Types and Dates** FARMSTEAD (Post Medieval - 1800 AD to 1899 AD)

**Description and Sources** Description: Blackbrook House, Chapel-en-le-Frith. Extant 19th century farmstead. The farmstead is of a dispersed plan arranged as a cluster of buildings. The site located within or in association to a hamlet. All the traditional buildings remain extant. (1) (2) (3) (4)

- 1 Historic England, 2016. Historic Farmsteads Project (Report), SPD8196.
- 2 Historic England, 2016. Historic Farmsteads Project (Report), SPD8157.
- 3 Historic England, 2016. Historic Farmsteads Project (Report), SPD8159.
- 4 Historic England, 2016. Historic Farmsteads Project (Report), SPD8159.

**Sources** (1) Report Historic England. 2016. Historic Farmsteads Project. (2) Report Historic England. 2016. Historic Farmsteads Project. (3) Report Historic England. 2016. Historic Farmsteads Project. (4) Report Historic England. 2016. Historic Farmsteads Project.

**Associated resources - None recorded**

**Location** National Grid Reference - Not recorded

**Administrative Areas** Civil Parish: Chapel-en-le-Frith, High Peak, Derbyshire County: Derbyshire District: High Peak, Derbyshire

**Address/Historic Names - None recorded**

**Designations, Statuses and Scorings** Associated Designations - None recorded

**Other Statuses and Cross-References** Original/MonUId - MDR17680 HER Ref - MDR17680

**Ratings and Scorings** Farmstead Potential - Green Significance - Active

**Land Use** Associated Historic Landscape Character Records - None recorded

**Other Land Classes - None recorded**

**Related Monuments - None Recorded**

27/02/2019 - Dr D Campbell HER officer confirmed that the Monument record does not have any additional information. 8.3. Appendix 3 - Blackbrook House

WESTERN ELEVATION - GEORGIAN FRONT.

EASTERN ELEVATION. TAKEN FROM WALLED GARDEN SOUTHERN ELEVATION - VICTORIAN BAY WINDOW

NORTHERN ELEVATION. GABLE END SOUTH EASTERN ELEVATION - REAR